1140 E 12th St · Fremont, NE 68025

$106,500

2 bd · 1.0 ba · 592 sqft · SingleFamily public records · 66 Days on market

Built 1907 5,600 sqft lot $180/sqft · 29% below area Est $151k · 29% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming, ranch-style bungalow offers 2 bedrooms, 1 bathroom with tub/shower, and a one-car garage. Conveniently located directly across from Bell Field Elementary and just minutes from all the amenities central Fremont has to offer. Baker’s grocery store, popular restaurants, and Fremont High School are all close by, making everyday living easy and convenient. Inside, you’ll find fresh interior paint and brand-new carpet throughout. The home features a functional kitchen, main-floor laundry, and a practical layout with comfortable living spaces. Whether you are looking for your first home or are looking to break into the rental market, this is the one! Don't delay, call to schedule your private showing of this move-in ready home today.

Key facts

• 5,600 sq ft lot
• Garage
• Built 1907

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $100k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.3% in Fremont — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#92 in NE, #3,751 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D+, commute F.
• Fremont Public Schools (town): math 34% / reading 36% proficiency, ranked #103 of 111 in NE (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.1%/yr); 238 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 82 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $736 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,110 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (median comp): $151,009
• List price: $106,500
• Delta: -29.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1233 N Pebble St	0.14mi	1/1.0 (-1)	595 (+0%)	12mo	$122,500	$206	78
1151 N Bell St	0.09mi	1/1.0 (-1)	605 (+2%)	16mo	$125,000	$207	74
1150 E 12th St	0.02mi	2/1.0	520 (-12%)	23mo	$80,000	$154	60
1220 E 9th St	0.24mi	1/1.0 (-1)	567 (-4%)	21mo	$27,500	$49	60
1349 N Logan St	0.23mi	2/1.0	672 (+14%)	9mo	$155,000	$231	59
1185 N Garfield St	0.15mi	2/1.0	672 (+14%)	23mo	$120,000	$179	52
635 N Hancock St	0.44mi	2/1.0	674 (+14%)	9mo	$150,000	$223	49
1208 E 1st St St	0.75mi	1/1.0 (-1)	585 (-1%)	15mo	$111,000	$190	46
1435 E 6 St	0.49mi	1/2.0 (-1)	626 (+6%)	16mo	$125,000	$200	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-11,827
• Equity at exit: $15,879

10-year hold

• IRR: -6.9%
• Equity multiple: 0.62×
• Total profit: $-11,389
• Equity at exit: $9,208

Cash invested: $29,820 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Nebraska: 83 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; moderate court pace.

Methodology + full state rankings →

ZIP-level market 68025

• Home prices YoY: -34.1%
• Rents YoY: -2.1%
• Active inventory: 238
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$558
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $135

Break-even live

Break-even rent $901

Max offer price $106,500

Occupancy floor 82%

Sensitivity live

Price	-10% $195	-5% $165	+0% $135	+5% $104	+10% $74
Rent	-10% $50	-5% $92	+0% $135	+5% $177	+10% $219
Rate	-1.0pp $188	-0.5pp $162	base $135	+0.5pp $107	+1.0pp $79

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $26,625
• Closing costs: $3,195
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 N Main St Fremont, NE	1.0	1.0	557	$1,145	$2.05	44d	1	0.89mi
447 W Military Ave Apt 5 Fremont, NE	1.0	1.0	575	$800	$1.39	44d	1	1.10mi

Listing history 25 events

1. 2026-06-19
   days on market $106,500 Active 66 DOM
2. 2026-06-18
   days on market $106,500 Active 65 DOM
3. 2026-06-17
   days on market $106,500 Active 64 DOM
4. 2026-06-16
   days on market $106,500 Active 63 DOM
5. 2026-06-15
   days on market $106,500 Active 62 DOM
6. 2026-06-14
   days on market $106,500 Active 60 DOM
7. 2026-06-12
   days on market $106,500 Active 59 DOM
8. 2026-06-09
   days on market $106,500 Active 56 DOM
9. 2026-06-08
   days on market $106,500 Active 55 DOM
10. 2026-06-07
    days on market $106,500 Active 54 DOM
11. 2026-06-05
    days on market $106,500 Active 51 DOM
12. 2026-06-03
    days on market $106,500 Active 50 DOM
13. 2026-06-02
    days on market $106,500 Active 49 DOM
14. 2026-06-01
    days on market $106,500 Active 48 DOM
15. 2026-05-31
    days on market $106,500 Active 47 DOM
16. 2026-05-30
    days on market $106,500 Active 46 DOM
17. 2026-05-08
    price $106,500 764-char remark

    Show marketing remark (764 chars)

    This charming, ranch-style bungalow offers 2 bedrooms, 1 bathroom with tub/shower, and a one-car garage. Conveniently located directly across from Bell Field Elementary and just minutes from all the amenities central Fremont has to offer. Baker’s grocery store, popular restaurants, and Fremont High School are all close by, making everyday living easy and convenient. Inside, you’ll find fresh interior paint and brand-new carpet throughout. The home features a functional kitchen, main-floor laundry, and a practical layout with comfortable living spaces. Whether you are looking for your first home or are looking to break into the rental market, this is the one! Don't delay, call to schedule your private showing of this move-in ready home today.

18. 2026-04-14
    listed $108,500 New 764-char remark

    Show marketing remark (764 chars)

    This charming, ranch-style bungalow offers 2 bedrooms, 1 bathroom with tub/shower, and a one-car garage. Conveniently located directly across from Bell Field Elementary and just minutes from all the amenities central Fremont has to offer. Baker’s grocery store, popular restaurants, and Fremont High School are all close by, making everyday living easy and convenient. Inside, you’ll find fresh interior paint and brand-new carpet throughout. The home features a functional kitchen, main-floor laundry, and a practical layout with comfortable living spaces. Whether you are looking for your first home or are looking to break into the rental market, this is the one! Don't delay, call to schedule your private showing of this move-in ready home today.

19. 2026-04-02
    status Pending
20. 2026-03-31
    historical
21. 2026-03-04
    price $108,500
22. 2026-02-05
    price $110,500
23. 2026-01-15
    listed $112,500 New
24. 2015-01-17
    historical
25. 2014-07-16
    listed $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NE · Resets to sale price

• Current annual tax: $1,303 · $109/mo
• Projected year-2 tax: $1,842 · $154/mo
• Expected delta: +$539/yr (+$45/mo · 41.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,851
• − Mortgage interest: −$5,966
• − Property taxes: −$1,303
• − Insurance: −$532
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$3,098
• Taxable loss: −$105
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $1,640/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fremont Public Schools
• NCES district ID: 3170710
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $47,111
• Composite: 30.07/100
• National rank: #6347
• State rank: #103 of 111 in NE

Livability — Fremont

• Score: 76/100
• State rank: #92
• US rank: #3751

Category grades

Amenities B Commute F Cost of living A+ Crime B Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, NE
• County: Dodge County · 31,658 people
• City population: 31,658
• Metro: Fremont, NE
• Population (ZIP): 31,658
• Household income: $72,254
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 893.0

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 37,191 people
• By 2030: 37,238 · +0.1%
• By 2040: 37,256 · +0.2%
• By 2050: 37,494 · +0.8%
• By 2075: 39,165 · +5.3%
• By 2100: 40,221 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 2% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 14%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.6) · D 33.0% · R 65.7% · Other 1.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -12.0pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.1 2016: R+35.3 2012: R+22.7 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.59%
• Current HPI: 318.3329
• Rent YoY: ▼ -2.14%
• Metro: Fremont, NE
• State GDP YoY: ▲ 0.68%
• F500 in state: 2

Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Price history

+113.4% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $106,500 GPRMLS
• 2026-04-14 Listed $108,500 GPRMLS
• 2026-04-02 Pending — GPRMLS
• 2026-03-31 Listing Removed — GPRMLS
• 2026-03-04 Price Changed $108,500 GPRMLS
• 2026-02-05 Price Changed $110,500 GPRMLS
• 2026-01-15 Listed $112,500 GPRMLS
• 2015-01-17 Listing Removed — GPRMLS
• 2014-07-16 Listed $49,900 GPRMLS

Property tax history

+4.5%/yr

Latest (2025): $1,303 · +7.2% YoY. Source: county tax records.